Joel Robinson

Sydney's top 15 new apartments developments set to launch in 2026

Developer-builder <a href="https://www.apartments.com.au/developers/dasco-australia">DASCO</a> has pushed beyond the now-standard inclusions of rooftop pools and landscaped podiums at its recently launched new Epping project, Senso.

It has laid out over 4,000 sqm of resident-only amenity in a move designed to compete directly with low-density housing on livability, not just density. The result is a development that supports genuine daily use through purposeful spaces distributed across its five-building, 479-apartment precinct.

[smartcode_project:default project_id=134954 project_image_fid=4396]

Two rooftop pools form the anchor of Senso. One is a 27-metre lap pool adjoining a heated spa, designed for everyday fitness rather than just summer leisure. The second sits on a lower podium, allowing different buildings to share in vertical access and reducing crowding during peak times.

It is the secondary spaces that start to distinguish Senso from other large-scale suburban projects. A rooftop cinema is integrated into a landscaped terrace, offering open-air screenings with natural ventilation and passive cooling.&nbsp;

The inclusion of a “sensory walk”, an elevated boardwalk that threads through the site, suggests a rare investment in non-commercial, non-essential amenity: space for quiet movement that doesn’t double as access or traffic circulation.

[smartcode_project:default project_id=134954 project_image_fid=4402]

The gym and wellness centre, often relegated to a small ground-floor room in many builds, takes on more substance here. Residents have access to a fully equipped gym, as well as outdoor yoga areas and meditative zones that integrate greenery and natural light.&nbsp;

The Club Lounge is similarly designed to support multiple use cases, with a private dining terrace, kitchenette, workspace, and lockable wine storage. These aren’t superficial additions; their scale and spatial allocation indicate serious intent for frequent resident use.

[smartcode_project:default project_id=134954 project_image_fid=4391]

Importantly, Senso’s amenities are embedded within a site that spans more than 10,000 sqm, allowing for better separation between spaces and reduced noise spillover, a critical but often overlooked factor in high-density developments. This spatial generosity also enables multiple alfresco kitchens and communal terraces without compromising individual privacy or usable space.

While many developments make claims about lifestyle, few back it with this level of built infrastructure. Senso’s mix of dedicated fitness, wellness, social and passive green spaces suggests a conscious response to the post-pandemic shift in housing expectations, especially among owner-occupiers.&nbsp;

DASCO is one of several leading developers who have taken out Resilience Insurance's Latent Defects Insurance policy, providing buyers with a 10-year structural and waterproofing warranty, and giving them the ultimate peace of mind.

Senso is scheduled for completion in late 2028.

[smartcode_project_cta:default project_id=134954]

Staff Writer

The outdoor amenities elevating life at Senso, Epping

Following the proposal by the Minns Labor Government to rezone Parramatta Road to create up to 8,000 new homes, prominent developer Ceerose has gone to the NSW Gov to increase the density of its new mixed-use residential building in Leichhardt.

<a href="https://www.apartments.com.au/builders/ceerose">Ceerose</a>, founded by Edward Doueihi nearly three decades ago, has filed plans for 154 apartments above ground-floor retail at 307-315 Parramatta Road, a key corner site near Norton Street, the main high street strip in Leichhardt.

It's an upsize from the previously approved scheme of 63 apartments across a seven-storey building.

<img alt="Ceerose" data-entity-type="file" data-entity-uuid="ba1ae75b-5f08-43fb-b8d5-3de6d9f6ef71" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-04%20at%2010.31.39%E2%80%AFAM.png?VersionId=yA3hBBLPH4ev7MsAE0_hieXeqiFqBUb7" />

The project is being advanced through the State Significant Development (SSD) pathway, with concurrent rezoning sought to facilitate the proposal. The 10-storey development would rise over a four-level basement and deliver two retail tenancies, one a larger-format offering and the other a smaller “hole in the wall” space, addressing the Parramatta Road frontage. 21 of the apartments are dedicated as affordable housing.

According to the Urban Design Report by Architecture AND, the scheme includes a podium and tower configuration, with a fine-grain, two-storey parapet street wall that references the traditional shopfront rhythm along the corridor. “An elegant tower form is proposed, combined with a characterful two storey frontage... articulating it as two related buildings, providing consistency with the rhythm and grain of Parramatta Road,” the report notes.

The residential component is split across two slender towers set back from the street edge, a design move aimed at preserving solar access and reducing perceived bulk. This massing strategy also seeks to improve residential amenity by focusing scale toward the quieter northern interface, away from Parramatta Road’s noise and pollution.

<img alt="Ceerose" data-entity-type="file" data-entity-uuid="347f2f8f-5d36-4388-b40a-2e77380b9c19" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-04%20at%2010.31.02%E2%80%AFAM.png?VersionId=xvyUE2ujT1lzivXTo.mHBJFF4SmfgLtz" />

Architecture AND has worked with Ceerose on previous Inner West projects, and cites a deep familiarity with the local character. Their design draws heavily on context, heritage, and sunlight access considerations, and engages with the Inner West Council’s “Our Fairer Future” strategic planning framework.

The site spans 2,712 sqm and is located near key intersections with Catherine Street, Hay Street, and Redmond Street. It adjoins a public carpark to the north and is within walking distance of Stanmore and Petersham stations. It is also flagged in state and local planning strategies, including the Parramatta Road Corridor Urban Transformation Strategy, as a suitable candidate for increased density.

Ceerose recently completed The Alex Collective on McEvoy Street in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay.

The Parramatta Road corridor is coming to life with the proposed rezoning which is serviced by a significant number of bus, light rail and train routes.

Deicorp is progressing with its $1.8 billion <a href="https://www.apartments.com.au/new-apartments/kings-bay-village-five-dock-53-75-queens-road-five-dock-nsw-2046">Kings Bay Village</a> precinct on Parramatta Road in Five Dock, as is <a href="https://www.apartments.com.au/news/nsw/toga-to-push-on-with-five-dock-mixed-use-masterplan">TOGA further down the street</a>. Those two projects alone will bring nearly 2,000 new homes to Parramatta Road.

First look: Ceerose plots mixed-use Leichhardt development on Parramatta Road

North Sydney's landmark 'SBS Building' on Alfred Street is set to be demolished to make way for a new mixed-use residential tower in the booming North Sydney.

Commercial property group FiveX is behind the plans for a <a href="https://www.apartments.com.au/new-apartments/275-alfred-street-north-north-sydney-nsw-2060">39-storey tower</a>, the latest project to advance under the NSW Government’s Housing Delivery Authority pathway.

They are proposing 184 apartments above retail spaces, which will replace the existing 20-storey commercial building. FiveX was set up more than five decades ago by Joshua and Marko Berger. It is currently led by Joshua's son Lesli.&nbsp;

<img alt="First look: Fivex plans 39-storey residential tower at 275 Alfred Street, North Sydney" data-entity-type="file" data-entity-uuid="2efa0980-53fa-4cca-9f9e-9c3c845d4746" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29%20%281%29_0.png?VersionId=y_YyPMq3NQLfYRs84pP4os9UgWiMLp75" />

According to the Architectural Design Report by <a href="https://www.apartments.com.au/architects/fjc-studio">FJC Studio</a>, the slender tower form has been deliberately designed to respect the site's transitional setting at the southern gateway to the North Sydney CBD, where high-rise towers give way to lower-scale residential precincts.

"The slender tower form and articulated podium establish a respectful relationship with nearby heritage and low rise buildings, including the Whaling Road Heritage Conservation Area,” the architecture firm noted, adding that the tower “completes a missing link in the urban fabric” while enhancing the Alfred Street streetscape.

The proposed building will include a mix of one-, two- and three-bedroom apartments, with 15 percent of the gross residential floor area allocated as affordable housing. There is an agreement already in place that those apartments will be managed by Evolve Housing.

The project aligns with broader state housing objectives, including the National Housing Accord target of delivering 1.2 million new homes by 2029. The Scoping Report filed with the State Significant Development Application (SSDA) suggests the site "presents no impediments to rapid delivery,” with construction able to commence within 12 months of receiving consent.

North Sydney has been one of the most popular suburbs in Sydney for new and off the plan apartment development, but hasn't had the supply to keep up with demand, until recently.

AURA by Aqualand was, for a long time, the only off the plan apartment building on the market. That completed last year, and has sold the majority of its 386 luxury apartments. Recently ALAND launched <a href="https://www.apartments.com.au/new-apartments/the-walden-173-179-walker-street-north-sydney-nsw-2060">The Walden</a> on the same street, selling over $100 million within just a few hours of its launch, while developer CASA also launched&nbsp;<a href="https://www.apartments.com.au/new-apartments/the-mclaren-north-sydney-45-mclaren-street-north-sydney-nsw-2060">The McLaren</a>&nbsp;in the same precinct.

First look: Fivex plans 39-storey residential tower in booming North Sydney

Kokoda Property Group has announced the Sydney-based Versatile Construction as the builder for its landmark $1.5 billion <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> precinct.

Construction of the 17,612 sqm site is scheduled to commence in December 2025 and is expected to be delivered in stages from 2028. Once complete, <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> will comprise 212 residences across four architecturally distinct buildings, alongside Brisbane’s first Kimpton Hotel, extensive retail, hospitality, and wellness amenities.

[smartcode_project:default project_id=139896 project_image_fid=295098]

Kokoda Property Group Founder and Managing Director, Mark Stevens, said appointing Versatile Construction marks a significant milestone for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>.

“Partnering with Versatile Construction gives us confidence in delivering a precinct that sets a new benchmark for luxury living, curated experiences and vibrant riverfront activation," Stevens said.

"Together, we will bring the vision for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> to life, creating a destination that residents and visitors will enjoy for generations."

Throughout the construction phase, more than 2,000 jobs will be created, supporting hundreds of local contractors and suppliers.

[smartcode_project:default project_id=139896 project_image_fid=352274]

Marco Fahd, Chairman &amp; CEO at Versatile Group, said the company is looking forward to&nbsp;expanding their footprint in the state, taking on their inaugural project in Brisbane.

"We are proud of the unwavering commitment our team of experts have to quality and certainty in delivery and are excited to work with Kokoda to bring their vision for this unique project to life," Fahd says.

Sales reached $285 million on the launch of <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>, with sales momentum continuing to "exceed all expectations."

Stevens says the overwhelming response from buyers validated the group’s vision for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>.

“The demand for a luxury product in this enclave has been extraordinary, we’ve never seen anything like it before. It reinforces everything we’re doing around quality, design, and creating genuine lifestyle precincts. Buyers are recognising the enduring value of Brisbane’s riverfront and are responding to the opportunity to live within a world-class destination that celebrates both place and lifestyle.”

[smartcode_project_cta:default project_id=139896]

Kokoda appoints builder for $1.5 billion Teneriffe Banks waterfront precinct

Bond Yields

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There is no Australian recession in the immediate horizon, if the yield curve is taken as an indicator, according to LF Economics latest analysis.
The research, Australian Economic Cycles and the Yield Curve, says the yield curve is an accurate predictor of recession and financial instability.
It relies on the 2-Y/10-Y bond yield curve, which it says can indicate larger downturns in economic activity, while avoiding the smaller declines and also the 90-Day/10-Y yield curve, which can detect both large and smaller declines in growth.   The economic forecaster says the economy will keep lumbering along without recession despite “anemic levels of real GDP growth, kept in positive territory only by our disgraceful population Quantitative Easing, public sector deficits, household sector dis-saving and record levels of private debt”.
It does note that shocks can swiftly make an impact.
The research is based on the premise that when yields on bond and bills with shorter-term maturities surpass longer-term maturities (the yield spread inverts), it is a “clear indicator economic growth will decline in the near future”.
Typically, the yield curve is calculated by subtracting the 2-Y Treasury bond yield from that of the 10-Y Treasury bond. The US provides a case study for demonstrating the accuracy of the inverted yield curve as a predictor of recession, usually one to two years in advance.
<a href="https://www.propertyobserver.com.au/images/2017/06/30/US10Yr.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/30/US10Yr.png" alt="">
The Australian data is also accurate, it says. The quarterly 2-Y/10-Y public bond yield curve demonstrates the impending early 1980s recession, the near mid-1980s recession, the early 1990s recession and the GFC. It turns out there was plenty of warning for the GFC, with the yield curve turning negative in 2006Q2.
<a href="https://www.propertyobserver.com.au/images/2017/06/30/Aust10yearYield.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/30/Aust10yearYield.png" alt="">
 <a href="https://www.propertyobserver.com.au/images/2017/06/30/AustTwoYields.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/30/AustTwoYields.png" alt=""> 
“Using the 90-Day bill/10-Y public bond yield allows for superior detection of future downturns in economic growth, including rises in the unemployment rate” says the research.
This yield curve picks up the small increases in the rate during the mid-1980s, 2001 and 2013/14, but these periods were not recessions. The mid-1970s recession is obvious, it says.
<a href="https://www.propertyobserver.com.au/images/2017/06/30/Aus90DayBill.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/30/Aus90DayBill.png" alt="">
Recently, a research paper by the RBA attempted to detect historical recessions while filtering out noise by employing standard econometric techniques. It concluded that “Because the coincident indices present a smoother perspective of the business cycle in the 1960s and 1970s, they identify fewer recessions in this period than does GDP. Over the past 45 years, the coincident indices locate three recessions – periods when there was a widespread downturn in economic activity; in 1974-1975, 1982-1983 and 1990-1991.”
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jonathanchancellor-7SQnKwU6yx

Yield curves don't indicate recession in the near term: LF Economics

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Strong interest has emerged overnight in Australia's first-ever 30-year bond.
Demand has pushed past the $13 billion mark, although the size of the offer is likely to be less.
The new bond, which matures 21 March 2047, was launched on Tuesday.
It is expected to be finalised today by the Australian Office of Financial Management. 
Traders told the Australian Financial Review the demand is likely to have come from insurance companies eyeing globally attractive long-term rates paid by a triple-A rated borrower, and short-term traders and funds looking to buy securities that will gain in value if a slowdown in China forces further Reserve Bank of Australia rate cuts.
As of late Tuesday, the AOFM had almost $11 billion of orders and was guiding towards a yield of 3.24 per cent. 
The Australian Office of Financial Management said the historic transaction would be of 'benchmark' size'. 
Traders had anticipated 100 to 107 basis points over the implied yield of the 10-year bond futures contract.  
ANZ, Citi, Commonwealth Bank, Deutsche Bank, UBS and Westpac managed the issue.
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j.ballantyne1990-6AQqhLzZaK

Huge interest in Australia's inaugural 30-year government bond

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<div class="cq-article-content-paras section">
Commercial real estate is too cheap, according to one of the world's leading real estate academics, Professor Andrew Baum, the visiting professor of management practice at the Saïd Business School at the University of Oxford.
Professor Baum acknowledged the extremely attractive risk premium over bonds. 
"If you get 1.8 per cent on a bond, why is real estate trading at 5 percent? It would not surprise if the yields went down to 3.5 percent," he told the Australian Financial Review.
Professor Baum said most people assumed bond yields would rise but with a glut of savings around the world it could be some time till they turn.
"It is possible that yields will stay low for a long time, in which case property yields could go lower."
<a href="/images/2016/08/24/Screen%20Shot%202016-08-24%20at%2012.11.53%20pm.png" target="_blank">Click here to enlarge</a>
<img src="/images/2016/08/24/Screen%20Shot%202016-08-24%20at%2012.11.53%20pm.png" alt="" width="338" height="263">
Professor Baum outlined three possible scenarios.
1) Bond yields stay low, in which case, "property is a screaming buy".
2) Bond yields rise with Professor Baum estimating that the current yield gap could absorb a rise of 1 percent rise in bond yield without any more in real estate yields.
"Real bond yields you have to rise 2 percent before it affects real estate pricing," he said.
3) Inflation expectations and real bond yields surge beyond the 2 percent cushion.
"The question then is whether property is an inflation hedge," he said, pointing out that over 35 years in the UK, inflation had averaged 3.2 percent a year – and so had commercial rents.
Professor Baum says the second scenario is the most likely and Australia looks good with a relatively high property yield relative to local bonds.
Professor Baum is a chartered surveyor who will speak at the University of Sydney Business School CBD campus on the lessons from the European experience of real estate in a low interest rate environment on Thursday.
His visit comes as the latest Australia All Property Index has been released by the Property Council/IPD Australia. It provides a broad measure of investment returns for the commercial property market in Australia.
<a href="/images/2016/08/24/Screen%20Shot%202016-08-24%20at%2012.11.58%20pm.png" target="_blank">Click here to enlarge</a>
<img src="/images/2016/08/24/Screen%20Shot%202016-08-24%20at%2012.11.58%20pm.png" alt="" width="293" height="240">
The index database is comprised of property assets from 61 funds with a combined asset value of A$165 billion representing 1,419 assets.
The index details total return, income return and capital return for office, retail, industrial and other sectors on a quarterly basis.
The annualised total return for the year ending June 2016 was 13.3%.
This result is above the 11.8% return of June 2015 and above the 15 year annualised return of 10.5%.
Office returns were 14.6%, industrial 13.5% and retail 11.2% as at June 2016.
Cap rates for the quarter at an all property level tightened to 6.2%.
Retail cap rates tightened to 5.9%, office cap rates tightened to 6.2% and industrial cap rates tightened to 7.2%.
The composition (by value) across the sectors is retail (42%), office (44%), industrial (9%) and other (5%).
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